13 Foothill Ct · Sunrise Beach, MO 65020

$174,900

2 bd · 2.0 ba · 896 sqft · SingleFamily · 45 Days on market

Built 2004 Good condition $195/sqft · 45% below area Est $318k · 45% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely refreshed and move-in ready, this beautifully remodeled 2 bedroom, 2 bathroom home offers stylish updates, practical improvements, and affordable peace of mind. Inside, you'll find a well-designed open layout with tasteful modern finishes throughout including fresh paint, updated flooring, stainless steel appliances, and sleek contemporary fixtures that create a clean, inviting feel. A convenient mud/entry room adds valuable functionality with ideal space for extra storage, pantry use, or additional appliances. Built with low-maintenance materials and thoughtfully upgraded where it counts, this home is designed to help keep future repair costs in check with a new well pump, HVAC

Key facts

• New well pump
• Open layout
• Mud entry room

Tags

• OPEN LAYOUT
• MUD ENTRY ROOM
• LOW MAINTENANCE MATERIALS
• NEW WELL PUMP
• HVAC SYSTEM
• USABLE OUTDOOR SPACE

Property features AI

Exterior

• Parking: Gravel parking; no garage
• Utilities: Private well water; Septic tank
• Home design: Single family detached residence; One level; Updated/remodeled
• Construction: Vinyl siding; Metal roof; Block foundation; Built on crawl space
• Exterior features: Storage; Deck; Sloped, gently sloping lot; Gravel road access

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Forced air; Heat pump; Central air conditioning
• Interior features: Vaulted ceilings; Accessible full bathroom
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (27.5% below list).
• Recommended offer: $127k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 0.9% in Sunrise Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#280 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Camdenton R-III (rural): math 46% / reading 48% proficiency, ranked #68 of 324 in MO (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 416 active listings in the ZIP; 272 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Camden County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $126,765 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.08%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $318,233
• List price: $174,900
• Delta: -45.04%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.15×
• Total profit: $-41,522
• Equity at exit: $26,078

10-year hold

• IRR: -20.7%
• Equity multiple: -0.08×
• Total profit: $-53,076
• Equity at exit: $15,122

Cash invested: $48,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65020

• Home prices YoY: -32.9%
• Active inventory: 416
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-207

Break-even live

Break-even rent $1,530

Max offer price $144,910

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $174,900 Active 45 DOM
2. 2026-06-18
   days on market $174,900 Active 44 DOM
3. 2026-06-17
   days on market $174,900 Active 43 DOM
4. 2026-06-16
   days on market $174,900 Active 42 DOM
5. 2026-06-15
   days on market $174,900 Active 41 DOM
6. 2026-06-14
   days on market $174,900 Active 39 DOM
7. 2026-06-12
   days on market $174,900 Active 38 DOM
8. 2026-06-09
   days on market $174,900 Active 35 DOM
9. 2026-06-09
   status $174,900 Active 34 DOM
10. 2026-06-08
    days on market $174,900 Active Under Contract 34 DOM
11. 2026-06-07
    days on market $174,900 Active Under Contract 33 DOM
12. 2026-06-05
    days on market $174,900 Active Under Contract 30 DOM
13. 2026-06-03
    days on market $174,900 Active Under Contract 29 DOM
14. 2026-06-03
    status $174,900 Active Under Contract 28 DOM
15. 2026-06-02
    days on market $174,900 Active 28 DOM
16. 2026-06-01
    days on market $174,900 Active 27 DOM
17. 2026-05-31
    days on market $174,900 Active 26 DOM
18. 2026-05-30
    days on market $174,900 Active 25 DOM
19. 2026-05-05
    listed $174,900 Active 1073-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,212
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$5,088
• Taxable loss: −$5,605
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $-1,142/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 25 photos

Good 75/100 Cosmetic rehab

This move-in ready home offers stylish updates and practical improvements, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both landscaping — improves curb appeal and enhances property value
• Both upgraded lighting — enhances safety and aesthetics
• Both smart home integration — increases property value and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and enhances property value ↑
• Both upgraded lighting — enhances safety and aesthetics ↑
• Both smart home integration — increases property value and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Camdenton R-III
• NCES district ID: 2906990
• Math proficiency: 46% ▲ 10.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $46,496
• Composite: 39.96/100
• National rank: #3838
• State rank: #68 of 324 in MO

Livability — Sunrise Beach

• Score: 65/100
• State rank: #280
• US rank: #13077

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Camden County · 21,945 people
• Metro: nan
• Population (ZIP): 14,748
• Household income: $62,392
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 166.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 44,585 people
• By 2030: 44,476 · -0.2%
• By 2040: 43,513 · -2.4%
• By 2050: 41,705 · -6.5%
• By 2075: 36,903 · -17.2%
• By 2100: 30,164 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.7%
• 2008→2024 swing: -25.8pp toward R · 2008: -28.5pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+53.2 2016: R+54.2 2012: R+39.3 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.71%
• Current HPI: 185.4254
• Rent YoY: —
• Metro: nan
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

3 events — show timeline

• 2026-06-08 Relisted — LOBR
• 2026-06-02 Contingent — LOBR
• 2026-05-05 Listed $174,900 LOBR